Rubio Village

What's proposed

Three buildings share the 2.9-acre site: a six-story, 206-unit building north of the wash, a two-story building with three townhomes, and a four-story, 16-unit building fronting San Gabriel Boulevard. Total floor area comes to roughly 306,793 square feet, a floor-area ratio of about 2.44 to 1. At least 18 of the 225 units are set aside for moderate-income households under the project's density-bonus entitlement — some 2025 council coverage put the affordable count higher, at 22 units including six at low income, a figure the adopted ordinance text would need to confirm.

What it's replacing

The site has carried entitlements for a mixed-use project here since 2007, each redesigned before breaking ground. The most recent prior version, a 179-unit scheme, was entitled in May 2022; Panku, Inc. filed to amend it up to the current 225-unit program later that same year.

The design

LCRA is the architect of record, credited on the site plan exhibits filed with the project's revised environmental review. The plaza-and-courtyard scheme is Spanish Colonial Revival, with a public plaza proposed over Rubio Wash itself.

Timeline

• 2022-05 — City entitles a 179-unit mixed-use scheme on the site.
• 2022-11-28 — Panku, Inc. files to amend the project up to 225 units (ZC22-001, DA22-001, TMAP22-015).
• 2023-08-24 — Draft IS/MND opens for public review.
• 2025-09-03 — Revised IS/MND circulates after a court-ordered round of additional biological and health-risk analysis.
• 2025-10-07 — City Council introduces Ordinance 723 on a 4-0 vote.
• 2025-10-21 — Council adopts Ordinance 723; Notice of Determination posted the next day.

How it got here

The project needed a zone change, a development agreement, and an amended tentative tract map — Ordinance 723 repeals and replaces the prior entitlement ordinance from the 2022 version. Because a court ordered additional environmental analysis after the 2023 draft review, the city recirculated a revised Initial Study/Mitigated Negative Declaration in September 2025 before the council could act. The council introduced the ordinance October 7 on a 4-0 vote with no public speakers, then adopted it at second reading on October 21.

Where it stands

Entitled as of October 21, 2025, with the Notice of Determination on file with the state. The city's own project page still lists a September 2026 construction start; no building permit has been confirmed. Treat the project as approved, not yet under construction, until a permit record surfaces.

What this means if you live nearby

A long-stalled corner of San Gabriel Boulevard now has a fully entitled 225-unit project behind it, on a site that has cycled through three different schemes since 2007. The wash-spanning plaza design and the mix of building heights — two to six stories across the site — is the kind of density this stretch of San Gabriel Boulevard is now approving, not an outlier.